I am buying property in Lampton. My property lawyer has never been on on the bank conveyancing panel. Is it possible for me to retain my Lampton conveyancing solicitor even though they are excluded from the bank list of approved lawyers?
You must have a conveyancer to complete the legal work required when you take out a loan to buy your home. The solicitor will carry out all the essential due diligence on the property, ensuring that you will be properly registered as the owner and ensure that all the necessary mortgage documentation is in place. You may instruct a Lampton conveyancer of your choosing. Nevertheless, if the conveyancer selected is not on the lender conveyancing panel additional costs will arise as separate legal representation will be required by them. Lender panel applications may be submitted, so if your conveyancer has not previously sought membership they can do so.
Just bought a detached house in Lampton , What is the estimated time for the Land Registry to register my ownership? My Lampton conveyancing solicitor works at snail pace, so I want to check the registration is concluded.
There is nothing unique when it comes to conveyancing in Lampton registration formalities. As opposed to being determined by geographic area, timeframes can adjust according to who lodges the application, whether it is in order and if the Land registry must send notices to any third parties. At present roughly 80% of such applications are fully dealt with in less than three weeks but some can be subject to extensive hold-ups. Historically registration is effected once the new owner has moved in to the premises so an expedited registration is not always top priority yet if it is urgent that the the registration takes place urgently then you or your lawyers could communicate with the Registry to express the reasoning for an expedited registration.
Over the last few months I have been searching for a flat up to £245,000 and found one close by in Lampton I like with amenity areas and transport links in the vicinity, the downside is that it's only got 49 years on the lease. I can't really find anything else in Lampton for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you need a mortgage the shortness of the lease will likely be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.
My husband and I are FTB’s - agreed a price, yet the estate agent advised that the vendor will only move forward if we instruct the agent's recommended solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a local conveyancer used to conveyancing in Lampton
It is highly unlikely the vendors are driving this. Should the owner require ‘a quick sale', alienating a genuine purchaser is not the way to achieve this. Speak to the vendors direct and make sure they understand (a)you are genuine purchasers (b)you are ready to go, with finances in place © you are chain free (d) you intend to proceed fast (e)but you intend to instruct your own,trusted Lampton conveyancing solicitors - as opposed tothe ones that will provide the negotiator at the agency a referral fee or hit his conveyancing thresholds set by corporate headquarters.
I've recently bought a leasehold flat in Lampton. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Lampton conveyancing firm to act on my behalf?
Where there is a absentee freeholder or if there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to determine the price payable.
An example of a Lease Extension decision for a Lampton residence is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case was in relation to 1 flat. The remaining number of years on the lease was 60.45 years.
What are my options where I am not happy with the lawyer who did our conveyancing in Lampton?
Occasionally the level of service you receive is not as you expect, and unfortunately sometimes things do go wrong. Nevertheless there is recourse where you were unhappy with your conveyancing in Lampton. This varies from trying to resolve matters directly with them, through to reporting a property lawyer to their regulator. If things still aren’t sorted out you may consider getting in touch with the Legal Ombudsman.